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Year 5 disposal
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80/ 100
Strong
Strong investment fundamentals.
Why it works
- 8.02% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£47/mo
Barely breaks even each month
Price vs market
Above comparable sales
+16% vs 12 sold
Return · IRR
0.3%/yr
Modest annualised return
Cash to get in
£126K
Deposit + fees + refurb
Price £325KReturn before costs on price 8.02%5-yr return on cash 9%Rent est. £2,171 (£1,900–£2,481)
How we define each return: On price — gross yield = annual rent ÷ purchase price. On cost — net yield ÷ total project cost (price + refurb + fees). On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £1,900–£2,481/mo · n=60
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£10,256–£19,144 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£47
after mortgage, operating costs & tax
Rent in£2,171/mo gross
£2,088/mo collected · £84/mo lost to voids
Where it goes
£1,320Mortgage£709Costs
£47/mo left as profit · 2% of rent kept
Mortgage£1,320
Costs£709
Management£217
Maintenance£67
Insurance£28
CapEx reserve£109
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Tax£11
Profit+£47
Returns
Return before costs on price8.02%
Cash return on cash0.45%
Gross margin£1,378
Cash needed£125,824
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.58
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £26,052 | £8,509 | £15,844 | £0 | £323 | £1,376 | £1,376 |
| Year 2 | £26,834 | £8,765 | £15,844 | £0 | £423 | £1,802 | £3,178 |
| Year 3 | £27,639 | £9,028 | £15,844 | £0 | £526 | £2,241 | £5,419 |
| Year 4 | £28,468 | £9,298 | £15,844 | £0 | £632 | £2,694 | £8,113 |
| Year 5 | £29,322 | £9,577 | £15,844 | £0 | £741 | £3,160 | £11,273 |
Disposal gain (gross)-£13,843
CGT£0
Net Disposal proceeds£349,856
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →HeritageNot stated on the listing
Heritage& planning constraintsNHLE register
We don't ingest the NHLE bulk register, so we can't flag listed-building or conservation-area status for this address from our data alone. Use the official registry to verify before exchanging.
Area
Flood riskChecking…
FloodriskEA
Crime riskChecking…
Crimeriskpolice.uk
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortOX2 0QJ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Oxford · 1.8 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
Heuristic from postcode + bedrooms + nearest-university distance · verify locally
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
2-bed · 1-bath · 626 sqft
£18k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,382–£8,138
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,886–£13,146
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history93d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£226,000 in 2006 → £325,000 asking
+43.8%in 20y
- 2006£226,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — +£47/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 8.02% | +£47 | £125,824 | 9.0% | Low | Feasible |
| Housing-benefit rent | 4.14% | -£868 | £125,824 | -35.7% | Med | Feasible |
| Council lease | 4.14% | -£629 | £125,824 | -27.9% | Low | Feasible |
| Refurb & refinance | 8.02% | +£47 | £147,544 | 7.6% | Med | Feasible |
| Short-stay let / Airbnb | 9.19% | -£301 | £125,824 | -11.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £369,169 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context390 active short-lets nearby
Short-let market context
- 390 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Oxford · cap £1,122/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Oxford
- LHA monthly cap:
- £1,122
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
Ready to move on this deal?
Generates an offer pack with your numbers & sources — take it to the agent.
Pro analysis — outcome range, stress tests & portfolio impact
Local lettings demanddays-to-let · supply now · trend
Local lettings demandby strategyLive area data
Short-stay let55% occupancy
£149/night ADR
Based on 24 short-let comps nearby
Rent by the room conversion upside
-£491/mo cash flow vs Rent it out if converted to Rent by the room
8.86% Return before costs on price converted vs 8.02% as-is
As-is Rent it out
Monthly profit+£234
Return before costs on price8.02%
Cash needed£93,148
If converted to Rent by the room
Monthly profit-£257
Return before costs on price8.86%
Cash needed£109,148
Δ vs Rent it out Monthly profit-£491
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 81% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 81% (588 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£44,194–£79,751full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£3,130–£5,008
- Replumb£2,504–£4,382
- Windows£6,886–£11,894
- Paint + decor£6,260–£10,642
- Flooring£8,764–£15,650
Comparables
sold within 0.5 miWide · CV 31.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Houses in Multiple Occupation Article 4 Direction
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodNorth Hinksey Church of England Primary SchoolPrimary · Academy converter · OX2 0LZ
- Not ratedWest Oxford Community Primary SchoolPrimary · Community school · OX2 0BY
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£26,052
Section 24 credit£0
Annual tax due£323
Post-tax Monthly profit annual£374
Exit costs
Projected sale price (5y · 2%/yr growth)£358,826
Capital gain (pre-CGT)£33,826
Sale costs (~2.5%)£8,971
CGT due (Ltd Co 25%)£0
No personal CGT — the gain is taxed at the company level (corporation tax) when the SPV disposes of the property.
Net 5y Monthly profit after CGT£11,273
Rates as of Oct 2024
Acquisition costs
£125,824cash neededPurchase price£325,000
Deposit (25%)£81,250
Stamp duty+5% additional-property surcharge£22,500
Refurb£13,674
Legal + survey£2,525
Mortgage fees£5,875
Total cash neededdeposit + costs (loan covers the rest)£125,824
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Enjoying an elevated and panoramic view across the Binsey meadows and located above the eastern bank of a tributory of the Thames is this first floor two double bedroom purpose built apartment offering approximately 630 sq ft of lateral accommodation.
The first floor accommodation consists of an entrance hall with two storage cupboards, a spacious double aspect reception room incorporating distinct living and dining arears with double glazed sliding doors leading to a privat…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
OX2 · same beds + typeMedian nearby: £2,100/mo · 20 of 20 already let-£71 vs our est
- Kingston Road, Oxford, OX2Let2b£2,100/moMay 2026
- The Kimmeridge, Oxford Oxford OX2Let2b£2,295/moMay 2026
- Banbury Road, Oxford, Oxfordshire, OX2Let2b£2,000/moMay 2026
- Bridge Street, Oxford, OX2Let2b£3,050/moMay 2026
- Botley, Oxford, OX2Let2b£1,395/moMay 2026
- Cedar Court, West Way, Botley, Oxford…Let2b£1,500/moMay 2026
- Dean Court Road, Oxford, OX2Let2b£1,850/moMay 2026
- Finmore Road, Oxford OX2Let2b£1,395/moMay 2026
- Observatory Street, Oxford, Oxfordshi…Let2b£2,400/moMay 2026
- Bardwell Road, Summertown, OX2Let2b£2,500/moMay 2026
- Cunliffe Close, Oxford OX2 7BJLet2b£2,000/moMay 2026
- Hayfield RoadNorth OxfordOxfordLet2b£1,950/moMay 2026
- Five Mile Drive, OxfordLet2b£1,700/moMay 2026
- Thackley End, Oxford, OX2Let2b£2,500/moMay 2026
- Banbury Road, OX2Let2b£2,500/moMay 2026
- Shillingford House, Munda Way, Oxford…Let2b£2,250/moMay 2026
- Cunliffe Close, Oxford, Oxfordshire,…Let2b£2,300/moMay 2026
- Botley, Oxford, OX2Let2b£1,395/moMay 2026
- Kingston Road, Oxford, OX2Let2b£2,100/moMay 2026
- The Kimmeridge, Oxford Oxford OX2Let2b£2,375/moMay 2026
Other deals nearby
OX2 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Chancellors
About this listing
93 days · RightmovePrice history
5-year price trend
Monthly profit
+£47
Cash needed
£126K
Return after costs
0.45%
IRR
0.35%
Listed 93d ago
Binsey Lane, Oxford, Oxfordshire
flat · 2 bed · 1 bath · 626 sqft
£325,000
est £2,171 · 8.02% gross
1 / 18
80/100
Strong
Real 8.02% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.02% Return before costs — above-market
Price
£325K
16% above sold comps
Return before costs
8.02%
est rent £2,171/mo60 comps within 1 kmRange £1,900–£2,481/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £1,900–£2,481/mo · n=60
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£10,256–£19,144 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£47
after mortgage, operating costs & tax
Rent in£2,171/mo gross
£2,088/mo collected · £84/mo lost to voids
Where it goes
£1,320Mortgage£709Costs
£47/mo left as profit · 2% of rent kept
Mortgage£1,320
Costs£709
Management£217
Maintenance£67
Insurance£28
CapEx reserve£109
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Tax£11
Profit+£47
Returns
Return before costs on price8.02%
Cash return on cash0.45%
Gross margin£1,378
Cash needed£125,824
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.58
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context390 active short-lets nearby
Short-let market context
- 390 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Oxford · cap £1,122/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Oxford
- LHA monthly cap:
- £1,122
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £26,052 | £8,509 | £15,844 | £0 | £323 | £1,376 | £1,376 |
| Year 2 | £26,834 | £8,765 | £15,844 | £0 | £423 | £1,802 | £3,178 |
| Year 3 | £27,639 | £9,028 | £15,844 | £0 | £526 | £2,241 | £5,419 |
| Year 4 | £28,468 | £9,298 | £15,844 | £0 | £632 | £2,694 | £8,113 |
| Year 5 | £29,322 | £9,577 | £15,844 | £0 | £741 | £3,160 | £11,273 |
Rent by the room upside
What we verified
2307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCPostcode estimate — check the registerNot stated on the listing
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 31.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,169
Annual rental tax£132
CGT yr 5£0 · company level
5y net total£11,273
Acquisition costs
25% deposit£81,250
Stamp duty£22,500
Refurb£13,674
Legal + survey£2,525
Mortgage + broker£5,875
Cash needed£125,824
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
Your notes
Description& agent copyRightmove
Enjoying an elevated and panoramic view across the Binsey meadows and located above the eastern bank of a tributory of the Thames is this first floor two double bedroom purpose built apartment offering approximately 630 sq ft of lateral accommodation.
The first floor accommodation consists of an entrance hall with two storage cupboards, a spacious double aspect reception room incorporating distinct living and dining arears with double glazed sliding doors leading to a privat…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice